Strata living has plenty of upsides: split costs, someone else mowing the lawn, and a built-in community. But it’s not all sunshine and rainbows. When you’re living cheek-by-jowl with neighbours, sharing everything from the driveway to the pool, things can get a bit tense now and then.
The good news? Most strata complaints follow predictable patterns, and there are proven ways to sort them out. Whether you’re running a self-managed scheme or just want to understand how things work, knowing what causes friction and how to deal with it makes life a whole lot easier. Let’s dive into the common problems and the best ways to fix them.
What Causes Most Strata Complaints?
After years in Australian strata management, we can tell you that the same issues come up again and again. Here’s what tends to push people’s buttons.
Noise Issues
Hands down, this is the biggest one. Early morning power tools, dogs that bark all day, late-night parties – noise tops the list of strata complaints in pretty much every building.
Australian strata management recognises that some noise is inevitable when people live close together, but there are limits. Most schemes have bylaws spelling out acceptable noise levels and quiet hours. If noise is driving you mad, your building’s bylaws are the first place to look.
Here’s the thing: before you escalate, try talking to your neighbour. Seriously. They might have no idea they’re bothering anyone. If that doesn’t work, start keeping notes (dates, times, what kind of noise) and bring them to your strata committee or manager.
Parking Battles
In Australian cities where parking spaces are gold, these disputes can get pretty heated. Common gripes include:
- Visitors nabbing residents’ spots
- Cars blocking driveways or access ways
- Someone is treating visitor parking like their personal garage
- Confusion over who owns which space
Your strata corporation should have clear bylaws about parking – who can park where and for how long. If someone’s consistently parking where they shouldn’t, the strata committee can issue a breach notice. Some buildings even use wheel clamps or towing for repeat offenders (though this needs proper signage and approved procedures).
The solution? Clear rules that everyone understands and the strata committee actually enforces. If your parking bylaws are vague or outdated, it’s worth updating them at the next meeting.
Pet Disputes
Aussies love their pets – more than 60% of us have them. But in strata living, pets can create tension fast. Common strata disputes around pets involve:
- Excessive barking or noise
- Pets roaming around off-leash
- Mess left on common property
- People are keeping pets without getting approval first
Good news for pet owners: in NSW, for example, you have the right to keep a pet unless there’s a legitimate reason to say no. But that doesn’t mean anything goes. Most schemes still require you to get approval and follow bylaws about pet size, type, and behaviour.
Dealing with pet problems? Document what’s happening and report it to your strata committee. They can step in to mediate and, if needed, issue notices to ensure everyone’s following the rules.
Unapproved Renovations
Planning to knock out a wall or install new flooring? Hang on a sec. Unauthorised renovations cause heaps of strata complaints and can land you in serious trouble.
Most times, the confusion centres on what needs approval and what doesn’t. Anything affecting common property, structural changes or work impacting other lots will most often need a thumbs-up from the strata committee or owners at a general meeting. Even something as seemingly innocuous as installing timber floors can breach bylaws if it increases noise for your downstairs neighbour.
Before commencing any renovation work, check your scheme’s bylaws and lodge the appropriate paperwork to seek approval. You avoid complaints, delays, and possibly costly fixes later if you get approval upfront.
Levy Disagreements
Nobody likes jumping for joy to pay their levies, but, quite frankly, they are what keep your building ticking. But money matters are behind a lot of strata complaints:
- Confusion as to what levies actually cover.
- Disputes upon levy increases
- Late or missing levy payments
- Disagreement over the use of the sinking fund
The strata committee should be transparent about the finances. In fact, most disputes about levies could be avoided if there were regular financial reports, clear communication about future expenses, and proper budgeting.
Worried about how levies are managed? You’ve got the right to request financial statements and ask questions at general meetings. For self-managed schemes especially, this transparency is crucial – everyone needs to be on the same page about money.
Breaking the Rules
Every strata scheme operates under a set of by-laws, which are rules that all people have to abide by. Some common by-law breaches include:
- Smoking in non-designated areas
- Selling or
- Operating an Airbnb without permission
- Squandering common spaces
- Storing things in Fire Exits or Hallways
- Car washing in undesignated areas
“Bylaws exist for a good reason, which will be a matter of safety or maintaining our collective quality of life. Where people are not complying with the bylaw, a notice to comply will come from your strata committee. But if this persists, you can take formal action against them via your state tribunal,” explains Lisa Troyani.
Neighbor Conflicts
Other times, a rule isn’t necessarily being violated but rather a personal conflict among residents. Such situations can sometimes be tricky since they may lack facts. While a strata committee can’t make people friends, they can definitely assist with facilitating communications, resolving disputes, and ensuring all are abiding by the bylaws.
If someone’s behaviour crosses into harassment or aggressive conduct, that’s when it becomes a more serious issue requiring proper intervention.
How to Actually Resolve Strata Complaints
Right, so you’ve got an issue. What’s next? Here’s a practical approach that works in most situations.
Step 1: Start with a Conversation
Before escalating things, try a friendly chat. Most people aren’t trying to cause problems – they just might not realise there is one. A casual conversation can resolve things way faster than any formal process.
Keep it simple: “Hey, just wanted to mention that the music’s been pretty loud on weeknights. Any chance you could keep it down after 10?”
Direct but not confrontational.
Step 2: Check the bylaws
Every strata scheme has bylaws, and they’re your rulebook. Get to know them. They’ll tell you everything from noise restrictions to parking rules to what you can put on your balcony.
In self-managed schemes, make sure everyone can easily access the bylaws. You’d be amazed how many strata disputes happen simply because people don’t know what the rules actually are.
Step 3: Document What’s Happening
If the casual approach doesn’t work, start keeping records. Write down:
When the issue happens (dates and times)
What exactly is going on
Any conversations or attempts you’ve made to fix it
Photos or videos if they’re relevant
This isn’t about being petty – it’s about having solid evidence if things need to go further.
Step 4: Get the Strata Committee Involved
Here’s where your strata committee steps in. Whether you’re self-managed or using professional help, the committee is your first official point of contact for complaints.
Put your complaint in writing (email’s fine) with all your documentation. The strata committee should acknowledge it, investigate if needed, and let you know what action they’ll take.
Step 5: Try Mediation
If internal resolution doesn’t cut it, mediation’s next. Most states offer free or low-cost mediation services specifically for strata complaints. In NSW, Fair Trading provides mediation that’s often required before you can head to tribunal.
Mediation is much less formalised than a court hearing, very inexpensive, and aims at arriving at a feasible solution. A third-party mediator can help both sides discuss the problem with a hope to reach a consensus.
Step 6: Tribunal as a Last Resort
And if all else fails – and we mean really serious issues that just won’t resolve – you might have to head to your state’s tribunal (NCAT in NSW, VCAT in Victoria, and so on). Really, this is a last resort situation, and you’ll have to go through official channels with hearings and so forth.
Most strata complaints never reach this stage. With good communication and a proactive approach, things usually get sorted long before it comes to this.
Running a Self-Managed Scheme? Here’s What to Know
If you’re managing your scheme without a professional strata manager, dealing with strata complaints lands squarely on the strata committee. Here are some practical tips:
Get ahead of problems. Don’t wait for complaints to pile up. Regular communication, clear bylaws, and being approachable about concerns stop small issues from becoming big headaches.
Stay neutral. The committee needs to treat all residents fairly, even if you’re friends with one of the parties. Apply the bylaws consistently – no playing favourites.
Keep good records. Document everything. Meeting minutes, complaint logs, correspondence, financial records-proper documentation protects everyone and makes the resolution of issues much easier.
Know when to seek help. For some situations, you will need professional advice, such as legal counselling, a building inspector, or temporary management support. Do not hesitate to call in experts when required.
Communicate clearly: Keep all owners informed of decisions, upcoming maintenance work, and financial issues. Transparency will help build trust and minimise complaints.
What the Strata Corporation Needs to Do
The strata corporation – that’s all the owners as a group – has responsibilities too. It’s not just about leaving everything to the committee. As an owner, you should:
Turn up to general meetings
Vote on important decisions
Pay your levies on time
Follow the bylaws and make sure your tenants do too
Report maintenance issues and safety concerns quickly
When everyone takes ownership (literally) of how the scheme runs, strata complaints naturally decrease.
Stopping Problems Before They Start
Here’s something worth remembering: most strata complaints are totally preventable. A well-run scheme with good communication, fair bylaws, and an engaged committee rarely has major dramas.
Some things that actually work:
Regular updates – Newsletters, emails, or even a WhatsApp group keeps everyone informed about what’s happening.
Current bylaws- Review them periodically to make sure they’re still relevant and reasonable for how people actually live.
Maintenance schedule – Regular upkeep stops bigger complaints about things falling apart.
Welcome new residents properly – Help newcomers understand the bylaws and building culture from day one with a simple welcome pack.
Create community – Social events or a residents’ committee generate goodwill and make people more amenable to sorting out issues amicably.
The Bottom Line
With strata living, there are various other problems that exist continuously; however, it does not need to be a continuous battle. Most strata complaints revolve around either communication problems or misconceived expectations. Being knowledgeable in common issues, knowing your bylaws, and having a clear resolution process implies you can carry out disputes without the extra stress involved.
Whether you are in a self-managed scheme or using professional help, the same principle will apply: be proactive, communicate openly, document things properly, and treat all parties fairly.
At the end of the day, you’re all sharing the same space. A well-managed scheme where people respect each other, and the rules make life better for everyone. And when you can’t sort something out internally? That’s precisely what mediation services and strata professionals are here to help with.
“The point isn’t to eliminate conflict altogether – this just isn’t feasible when people are living so closely together. The objective is to resolve issues quickly, evenly, and with as little fanfare as possible. Put these fundamentals into practice, and you’ll be on your way to a very happy strata community.”
FAQs
What are the most common strata complaints?
The most frequent strata complaints involve noise issues, parking disputes, pet problems, unauthorised renovations, levy disagreements, and bylaw breaches like smoking or Airbnb hosting. Neighbour conflicts and concerns about common property maintenance also rank high. Most issues stem from unclear bylaws or poor communication.
How to lodge a formal strata complaint?
Put your complaint in writing (e-mail is sufficient) to the strata committee or manager. Be as specific as possible about your complaint, including dates and times of incidents, what happened and how you support your claim (for example, photos, correspondence). Make sure to keep copies of all correspondence you send. The committee should acknowledge receipt and indicate any action they will take
When should I take a strata complaint to NCAT or Fair Trading?
Only refer matters to NCAT or Fair Trading as a last resort when internal resolution and mediation have been exhausted. This would include serious ongoing issues where the strata committee has failed to take appropriate action, ongoing breaches of the by-laws despite serving notices, or a serious dispute requiring a determination that is to be binding. It’s genuinely a last resort.
What do I need to present in support of a strata complaint?
Include dates of occurrences, times, descriptions of incidents, photos or videos if necessary, copies of any communication or conversations, statements from witnesses if they can be obtained, and references to the violated bylaws being used. The more information you can provide, the better you will be able to resolve your problem.
Can strata managers resolve complaints?
Strata managers can conduct investigations into complaints, offer advice, and mediate between parties. However, they operate under the strata committee, where decisions come from them. They have the power to serve notices for breach and arrange mediation, but major matters need approval from the strata committee.
